RHA Oregon January 2023 Update Newsletter

From the desk of the Executive Director

Ron Garcia, RHA Oregon Executive Director of Public Policy

I am a small Residential Rental Property Provider: an RRPP, aka “a landlord”. I have several mortgages totaling over 2.5 million dollars and I pay over $50,000 per year on property taxes. I have a bunch of water, sewer and garbage bills, a few HOA bills, and a load of landscaping bills. Every month there seems to be an unexpected expense – last night a kitchen drain backed-up; a heater died last month; a main water line erupted the month before that. I’ve bought a couple of stoves and a new washer/dryer and few garbage disposals in the last year. I pay for both the electrical and heat at one of my buildings and those costs continue to increase.

When my units are fully rented, I get a positive cash flow. Vacancies chew into that profit real fast, not only for the lack of income they generate, but for the costs of cleaning as well as fixing the units up (in order to get them ready to re-rent). What looks like damages to me (broken doors and blinds, stained carpet, scratched counters and waterstained bathroom floors) are all absorbed at my cost due to “normal wear and tear”.

Believe me, I am not appealing for sympathy here. I am merely sharing a glimpse of the day-to-day pressures of my business. I started doing this over 40 years ago and during that time I have made a lot of money. But I’ve also lost a lot of money as the economy, tax laws, inflation rate, recessions, interest rates, legal regulations, etc. have rocked and tumbled, risen and fallen and swirled and gyrated around over time.

It’s always been a bumpy ride as things change. It’s not that “there’s always something”, rather it’s that there is “never nothing”. And listening to what our state lawmakers are saying, it seems that 2023 will shape up to be a new roller coaster ride.

In 2019 Oregon passed an historic rent control bill and eliminated all No Cause rental terminations after 1 year of residency. In 2021 Oregon passed a law that requires RRPP’s (aka landlords) to conduct an Individualized Assessment for any criminal conduct that might otherwise disqualify an applicant from renting and give them reasonable accommodation to grant an acceptance instead of a denial. Oregon passed several tenant protection bills during the pandemic that, while temporary, were

devastating to many small RRPP’s (aka landlords). They prevented evictions and required RRPP’s (aka landlords) to go for over a year without any rent payments while waiting for rent assistance. They required RRPP’s (aka landlords) to allow non-financially responsible guests to be able to permanently move into the units without being on a rental contract (up to the maximum space limit of legal habitability). And during the pandemic, Oregon changed the structure of the court proceedings for evictions that extended the timelines while also funding lawyers to defend tenants against landlords and seek penalties against RRPP’s (aka landlords).

Now in 2023 lawmakers want to raise the rent control cap and further limit the screening requirements for prospective tenants. They also want to make all those temporary laws negotiated during the pandemic permanent (and retroactive).

I am aware of the critical housing issues we are currently faced with. I understand the debilitating affect that rising costs due to inflation can have. I don’t want to evict tenants and I am happy to work out payment arrangements. I want to keep my properties in good condition, and I believe in providing safe and affordable housing. I want to have great relations with my tenants and keep them long-term. As a responsible landlord (aka an RRPP), I want to remain in the rental housing business and participate as part of the solution to the extent I can. However, I must admit that current trends are making this more difficult, and it is why many of my peers are opting out of this business or moving it out of state.

Here is a fact: No business survives by looking to the past. Adaption to trends and understanding economic and social forces that impact and disrupt traditional standards of practice are the key to success for the future. What’s more, forming policies for the public good requires tough choices, prioritization and most often, compromise. In this spirit, as a Residential Rental Property Provider and Longterm Landlord, who could not be in business without Tenants, and who is not averse to Protections and Fairness and Safety, I would like to offer a sincere solution that I believe would help us all get to the goal of more stable and

Dear Maintenance Man

by Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men:

I am about to refinish hardwood floors at my unit, however, also want to install new floor tile in the kitchen. I don’t want to end up with floor thinset and grout all over my newly refinished wood floors. Which do I do first?

Ingrid

Dear Ingrid, The hard and fast rule for all remolding work is, do the dirty work first.

Your instinct is absolutely correct. The second rule in remodeling is work from the ceiling down to the floor which means, flooring of any kind should be the last phase or trade to be performed. This is just something to remember if you are considering doing more than flooring.

Demo your existing flooring at the areas you will be installing tile, remember to remove the existing baseboard (do not try and save it) and make sure your contractor terminates your new tile evenly to “butt up” to your future wood floor at all open doorways or transitions.

We hope this helps answer your question and reinforces your instinct.

Dear Maintenance Men:

Can you tell me what would cause rusty colored stains down the inside of a toilet bowl? The rust stains are in all the places where the water rinses down. This toilet is over 20 years old but is otherwise in excellent working condition. The water in the tank and in the bowl is clear water. The toilet in the other bathroom does not have this problem.

Tom Dear Tom: 20 Years!! This toilet is crying to be replaced! Chances are a new toilet will also save you money with less wasted water. But, getting to your question; since you are not having this problem in the other toilet, this will rule out a high iron content in the water supply. The most likely culprit is bits of old chain at the bottom of the tank leaching rust into the tank water. Since this is an old toilet, the flush valve assemble may leak into the bowl. Combined with bits of rusty metal in the tank, the water will leave a residue of rust on the porcelain. This would be a good time to remove the toilet tank and replace the flush valve at the bottom of the tank. While the tank is off, look for anything that would cause rust such as metal bits, old chain, etc. and thoroughly clean the tank. Reassemble the tank to the toilet using new bolts and rubber washers and a new spud gasket between

the tank and bowl. To clean the rust stains from the bowl, you can use a pumice stone and bowl cleaner. If that does not work, soak the deposits with some clear vinegar and then use the pumice stone or green scrub pad.

Dear Maintenance Men:

I have an exterior door that has become hard to close. I don’t know if the door is expanding due to humidity or moisture. Do I need to plane down the edge or are there other alternatives?

Michael

Dear Michael: There are natural reasons why wood expands and contracts depending on climate. Many door problems are result of the following:

When your door was newly installed it should have had an approx. one-eighth to one-quarter inch reveal around the entire jam. This allows for expansions/contractions (in some cases weather stripping) Over the many years of service, your door probably has been painted more than a few times! Layer after layer of paint has closed the gap between door and jam. You now must plane or sand the sides and top of your door to approx. 1/8’’ reveal; this is easiest done by removing the door from its hinges (don’t forget to remove your hardware). Do not try to plane or sand a hanging door, the result will not be attractive.

The second reason why your door is expanding and contracting or suffering the effects of moisture is the top and bottom of your door is not painted or sealed allowing moisture to swell or warp your door. Unsealed edges allow moisture to access your door. While the door is off its hinges, paint the top and bottom.

Exterior doors by nature are very heavy. Chances are the hinges may be loose in addition to a buildup of paint and dirt. Tighten each hinge screw; check that the hinge is not bent. Clean out dirt buildup around the doorframe. If you find some of the hinge screws are not tightening properly; remove the screw and tap in a glue covered wood dowel into the hole. Reinstall the screw and tighten. If the above does not solve the sticky door issue, check to see if the door is warped. You can plane down a slightly warped door, if the door is badly warped, it may need to be replaced. Another possibility is the settling of the building putting pressure and deforming the doorframe. Using a plane to reshape the door to match the frame is a solution.

WE NEED Maintenance Questions!!! If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: DearMaintenanceMen@gmail.com

Bio:

If you need maintenance work or consultation for your building or project, please feel free to contact us. We are available throughout Southern California. For an appointment, please call Buffalo Maintenance, Inc. at 714 956-8371

Frank Alvarez is licensed contractor and the Operations Director and co-owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance & construction for over 30 years. Frankie is President of the Apartment Association of Orange County and a lecturer, educational instructor and Chair of the Education Committee of the AAOC. He is also Chairman of the Product Service Counsel. Frank can be reached at (714) 956-8371 Frankie@BuffaloMaintenance.com For more info please go to: www.BuffaloMaintenance.com

Jerry L'Ecuyer is a real estate broker. He is currently a Director Emeritus and Past President of the Apartment Association of Orange County and past Chairman of the association’s Education Committee. Jerry has been involved with apartments as a professional since 1988.

Rental Housing Alliance Oregon Phone Tree

The Value in Creating a Great Tenant Experience

by Phil Schaller CEO Rental Riff, RHA Oregon Vendor Member

We believe in providing a great experience for tenants. Rental properties are not a commodity, they are someone’s home.

There are many benefits to creating a fantastic tenant experience. Aside from the human elements (and we think these are the most important), there is tremendous value to be captured as a landlord and rental property owner.

As we’ve discussed in other articles, there are certain things you can control as a rental housing provider and certain things you can’t. Tenants’ moving to a new city is out of your control, as is a tenant purchasing a home of their own. Tenants’ moving out because of poor maintenance support or a general lack of communication is definitely in your control. If you can optimize the elements of your rental business that are within your control, you will be better off for it.

Call us at (503) 254- 4723: Ext. 1 – FORMS PURCHASES:

PLEASE NOTE: FORMS are available for NEXT-BUSINESS-DAY pick-up ONLY. Please order by 4:00 pm for curbside pickup NEXT-BUSINES-DAY from 9:00am –4:00pm. All forms sales are FINAL Ext. 2 – MENTOR HELPLINE: OR EMAIL YOUR QUESTION TO: hotline@rhaoregon.org –A Volunteer Mentor will personally reply to your questions within 24 hours Monday thru Friday.

Here are some of the main benefits to creating a great customer experience:

Higher Tenant Retention Rates

This one’s a bit of a no-brainer. If your tenants like renting form you and feel supported they are more likely to renew their lease, plain and simple. J Turner did a large study on residents recently and found that 35% of tenants that felt unsupported and under-served moved out. With vacancy rate in Washington state currently sitting around 3.6% (Oregon around 3%), this can mean thousands of dollars lost.

Better Treatment of Your Property

Not only are unsupported tenants more likely to move out, but they’re also more likely to treat the property poorly. Security deposits exist for a reason but tenants will treat the property better if they don’t feel neglected by their housing provider. Obviously, this means less wear and tear on the property and fewer large, avoidable repairs needed down the road.

Tenants are More Accepting of Higher Rents

Ext. 105 - To reach the bookkeeper, PAY A BILL, Monday, Wednesday & Friday

Increasing rents at a steady clip is an important part of running a successful rental property business. Another important element is retaining good tenants. When you’ve created a strong support system for the tenants you can

6 Trigger Words and Questions Every Landlord Should Listen For

by the Editors of the Rental Housing Journal

You can hardly turn on a television or read a newsfeed where you don’t encounter the term “trigger words.” While there are some universally accepted trigger words, like racial or ethnic slurs, most people or groups have their own unique lexicon of words that send them immediately into orbit. Our industry is no different, and over the years the way we identify the players in our game have even fallen victim. In many circles, “landlords” are now more generically referred to as “housing providers,” while tenants are now more often called “residents.”

As a landlord (I can call myself that because I am one) for more than 20 years, I have encountered thousands of applicants who are looking to rent my property. In looking at them as a potential “business partner,” I engage several of my senses to get a read on what kind of potential partner they might be. More important than anything, I listen closely to the questions they ask as we tour the property. The following is a list of the top trigger words or phrases that every landlord, old and new, should intently listen for to ensure they are getting the best possible read on a person for their property and partnership.

Disclaimer: Being presented these questions doesn’t always mean the applicant is a definite no-go, but it should put you on notice. Always make decisions from the detailed [written ] criteria.

1. Are you going to perform a background check on me?

Has an innocent person with nothing to hide every asked this question? The likely answer is no. why would they? If they have no criminal background history, then I have nothing to fear; run all the background checks you want. As an applicant, if I have something in my past that I am trying to keep from you as my potential landlord, I’d rather know up front, so I don’t waste time or money on trying to qualify for your property. If this question every comes up, now is the perfect time to introduce your rental criteria. Let the applicant know that you have a standard criteria and that these rules are applied evenly and fairly to all applicants. It’s easier to let the criteria work for you in showing exactly where the standard is for qualifying for your property. Make sure the criteria are clear in defining exactly what you are looking for when it comes to disqualifying criminal history. And if you don’t have a criteria, consult with your attorney or local experts to ensure that what you are doing in regard to background checks is legal.

2. Do you require a deposit up front?

I can’t tell you how many times I’ve heard this question, or one similar to it. I’ve been asked to spread out a deposit over a few months, or even the entire term of the lease. Whatever form it comes in, it puts me on alert. Why? Because it usually indicates that money is tight and that I may not be a priority when finances are stretched thin. When a medical bill or car-repair charge hits a tenant hard, you may be the last person to get paid, if you get paid at all. Now is the time when you really have to stick to your guns and require that deposit, as it may be the only protection you have moving forward.

3. Can I move in immediately?

I’ve shown properties where the individuals have arrived at the showing with the moving van packed and ready to unload.

This concerns me, as I have to ask them why they are needing to move so quickly. Did they just get evicted? Did they leave their last residence in the middle of the night to avoid being seen by their landlord? Granted, there are times when an applicant just suffered a devastating loss by flood or fire and needs immediate housing. Asking follow-up questions on why they need to move so quickly will help you analyze the situation and make the best decision for you and your property.

both increase rents and retain good tenants. Again, this goes back to controlling what you can control but if the tenants feel taken care of they are more likely to accept the higher rent and stick with your property.

Higher Likelihood of Collecting Rent on Time

There are many property management tools out there that automate the rent collection process (we definitely recommend using these tools) but, again, happy tenants are more inclined to make their rent on time. Tenants will want to stay and be more proactive in keeping up their side of the bargain.

There are many important components that go into running a successful rental property, and maintenance and tenant support are just one of those. It can be major pain point for landlords and it’s easy for the property-level needs of your tenants to slip through the cracks. If you can optimize your processes and create a positive environment for your tenants, in the long run, you’ll have more success as a rental owner.

Executive Director Message Cont.....

CONTINUED FROM PAGE 3

affordable housing. I offer this suggestion because I believe that our state leaders will in fact continue to pass the type of regulations they are once again proposing, and I believe without this small solution many more RRPP’s will be forced out of business, thus making it even more difficult to reach the goal of greater supply and lower housing costs.

Here it is: The state of Oregon needs to repeal a single portion of SB 608 - the elimination of No Cause terminations. Period. This one alteration would allow all of the other protections to take root and flourish without compromising the safety of neighboring tenants or permitting rents to unabatedly skyrocket.

A No Cause termination prevents disruptive tenants from adversely impacting non disruptive tenants. It allows a solution that leaves no derogatory marks on the tenants’ record. It prevents evictions. It allows Residential Rental Property Providers the opportunity to welcome tenants that may not otherwise qualify to rent, without pause. There are many reasons to allow this basic practice to continue including simple, legal contract rights.

I know I do not speak for all Landlords. I know that the problems are complex and there is no panacea. But I also know that when there is no way to end a bilateral contract in any venture, the arrangement devolves into forced coercion, which is not a safe or fair or healthy practice for any relationship.

Let’s work together and help solve our housing crisis. I know that I am doing what I can.

Ron Garcia is the Executive Director of Public Policy for the Rental Housing Alliance, Oregon representing nearly 2,000 Residential Rental Property Providers statewide. He can be reached at ron@rhaoregon.org.

4. How many people can stay here?

While it might seem harmless, this question could lead to more people living in your property than it can accommodate. When an applicant sees your listing as a 3-bedroom, 2-bath, it’s pretty safe to expect it can accommodate up to six people. Establishing the maximum occupancy in an applicant’s mind lets them know what you expect and consider as “too many” people in the home. This question is often accompanied by “how long can someone stay and still be considered a guest?” Both of these together or individually are cause for you to ask a lot of follow-up questions to determine exactly how your property will be used. Again, clear criteria can protect you in this area.

5. How many pets can I have in the property?

Pets are just part of the business and having a firm policy regarding number or type is a great way of protecting your investment. While you don’t want a zoo moving in, having a no-pet or one-pet policy is pretty standard. Make sure to require an [allowed] (Editors Note*In the City of Portland check your FAIR Ordinance rules as it may not be allowed) additional deposit and collect all of it before move-in. It’s beneficial to define what is considered a pet and to clearly communicate what animals are and are not allowed in or on the property. I’ve seen tenants who tried raising chickens in the back yard use the excuse that, a) they aren’t pets and b)they never go inside the residence. Along with violating our lease, they also violated the CCR’S of the Homeowners Association and made me subject to a pretty hefty fine with the city. Clarity, especially when it comes to pets, will save you a lot of headaches.

6. My current landlord is a jerk. This trigger word lets me know that I just might be the next “jerk”.

Most landlords I meet just want to maintain their property value and make money, and keep tenants happy are an integral part of that game. No one wants to discourage a good, paying tenant who is taking care of the property; ask your applicant why they feel that way. Often, I hear the current landlord will not return their calls. I see a frustrated landlord when this action starts and, in my mind, it always takes two to tango.

Summary

There are countless other things to listen for as you meet with a rental applicant; you likely have stories to tell that top my experiences. Listen intently, ask as many follow-up questions as you need, and communicate your criteria and policies clearly. After all, when you are getting ready to turn your keys over to a sizable asset, knowing who you are renting to is critical to your success in this business.

Authored by David Pickron. The RentalHousingJournal.com is an interactive community of multifamily investors, independent rental home owners, residential property management professionals and other rental housing and real estate professionals. It is the most comprehensive source for news and information for the rental housing industry. Their website features exclusive articles and blogs on real estate investing, apartment market trends, property management best practices, landlord tenant laws, apartment marketing, maintenance and more.

The Perks and Pitfalls of Prepaid Rent

By SCOT AUBREY

The Saturday mornings of my youth were spent eating pancakes and watching cartoons on TV. One in particular, Popeye, had a character named Wimpy who was a wellknown cheapskate. The line that defined his character most was, “I’d gladly pay you Tuesday for a hamburger today.”

Of course, he rarely showed up on Tuesday to pay his debt; as a landlord, you may be all too familiar with this type of scenario. On the other side of this is something that we are seeing more and more of industry wide, and that is prepaid rent, where a prospective tenant might say, “I’ll gladly pay you today for a roof over my head for the next six months.” For applicants who do not qualify for your property in a traditional way due to financial or other issues, prepaid rent may be an option that helps fill a vacancy and assists someone with housing.

As with anything outside the normal transaction, there are some rules to be aware of that vary from state to state, so we always advise consulting your local landlord attorney on what works best for you. With evictions on the rise, please review the following guidelines of which to be aware if presented with this unique way of collecting rent.

WHAT PREPAID RENT IS NOT

Sometimes the best way to understand what something is, is to understand what it isn’t. In this case, prepaid rent is not:

• A substitute for criminal and credit background screening checks: Always adhere to your crite ria in every situation and do not be tempted to change a “denied” applicant with disqualifying criminal or credit history into an “approved” as a response to their offer to prepay rent.

•

A security deposit: Most states limit the security deposit to 1.5 times to 2 times the monthly rent. However, there is normally not a cap on prepaid rent amounts.

LOOKING FOR VOLUNTEERS

Don’t go running out and start shouting from the rooftops that you are now accepting prepaid rent for your property. In every state this will immediately get you in trouble. The key word to understand when discussing prepaid rent is voluntary. I can’t stress this enough; the tenant must initiate any and all conversations regarding prepaid rent. Any mention of it by you as the landlord could be considered coercion, and that will get you an automatic loss in court.

GET IT IN WRITING

If your tenant initiates a conversation about prepaid rent, make sure before collecting any monies that you have the agreement in writing. Ideally you would have this included and agreed to in your lease. If that’s not possible, we recommend creating an addendum that should be signed by both parties.

MONEY MANAGEMENT

As recommended earlier, it is a best practice to create a separate account for each property where you can hold any prepaid rent. Two important things if you accept prepaid rent are:

1. If--- and only if---a tenant is evicted from the property, you can use any remaining prepaid rent to pay for expenses related to the property that exceed the security deposit, and (consult your landlord attorney to make sure this is legal in your state/city)

2. No refunds of excess funds are considered return able until the lease/contract has been completed and all accounting is completed.

Let me reemphasize that the security deposit and any prepaid rent are completely separate and should be managed in a way that you can verify their independence.

•

A holding account for your tenant to use when they need funds: The tenant must understand that they forfeit rights to this money until it has all been agreed-to rental term.

•

A source of funds for tenant late fees, court fees, or attorney fees.

As an example, if you collect $6,000 in prepaid rent and the rent is $1,000 per month, you have six months’ rent. Nothing more, nothing less.

Ideally, every one of your tenants would come to you financially qualified with a crime-free history and no record of evictions. In reality, we know that many of your applicants may present issues that disqualify them from being the ideal tenant. If they offer to prepay their rent, use this as a reference point and counsel with your landlord attorney to ensure you are following your local and state laws.

Scot Aubrey is vice president of Rent Perfect, a private investigator, and a fellow landlord who manages shortterm rentals. Subscribe to the weekly Rent Perfect podcast (available on YouTube, Spotify, and Apple) to stay up to date on the latest industry news and for expert tips on how to manage your properties.

CATEGORY COMPANY CONTACTS EMAIL PHONE

1031 Beutler Exchange Group LLC

Mark Adams mark@beutlerexchangegroup.com (503)748-1031

1031 1031 Capital Solutions Richard Gann rick@1031capitalsolutions.com (503)858-7729

1031 Peregrine Private Capital Corp. Robert Smith rs@peregrineprivatecapital.com (503)241-4949

1031 Real Estate Transition Solutions Austin Bowlin aabowlin@re-transition.com (206)909-0037

Accounting Balancing Point, Inc. Sandra Landis s.landis@balancingpt.com (503) 659-8803

Accounting Cobalt P.C. Adam Abplanalp adam@thecobaltgrp.com (503)239-8432

Attorney Bonnie Marino Blair Attorney Bonnie Marino Blair bmarinoblair@gmail.com (503)771-0801

Attorney Broer & Passannante, P.S Mark Passannante markgpassannante@gmail.com (503) 294-0910

Attorney Charles A kovas Law Firm Charles Kovas Charleskovaslaw@gmail.com (503) 504-0639

Attorney Law Office of Joe Kaufman Joe Kaufman jqkaufmanlaw@gmail.com (503)722-3850

Attorney Timothy Murphy, Attorney at Law Timothy Murphy tim@oregonlandlord.net (503) 550-4894

Attorney Warren Allen, LLP Jeffrey Bennett bennett@warrenallen.com (503) 255-8795

Cleaners Americlean, Inc. David Porter americleaninc@gmail.com (503) 939-6077

Consultant CLEAResult-Energy Trust Oregon Eric Falk eric.falk@clearesult.com (541) 954-8412

Contractor Advanced Construction & Repair Jordan Barkhuff jordan@advancedconstructionpdx.com (503) 841-1323

Contractor Arthur Donaghey Construction LLC Arthur Donaghey arthurdonaghey@gmail.com (541) 870-3540

Contractor Clear Water Construction Services Dale Hosley daleh@cwcsnw.com (503)974-6654

Contractor ReNew-it LLC Emanuel Hurtado renewitrefinishing@gmail.com (503) 320-2225

Contractor Rental Housing Maintenance Services Gary Indra garyindra@rentalrepairs.com (503) 678-2136

Contractor TRC supporting Energy Trust of Oregon Maren McCabe maren.mccabe@lmco.com (877)510-2130

Drains Apollo Drain & Rooter Services Karen Bailey karen@apollodrain.com (503) 395-0900

Electricians Squires Electric Trina Latshaw trina@squireselectric.com (503) 252-1609

Energy TRC supporting Energy Trust of Oregon Maren McCabe maren.mccabe@lmco.com (877)510-2130

Evictions Action Services Wally Lemke wally@wallylemkellc.com (503) 244-1226

Evictions Landlord Solutions, Inc. Sam Johnson sam@landlord-solutions.com (503) 242-2312

Flooring Contract Furnishings Mart-Portland Patrick VonPegert Patrick.Vonpegert@CFMfloors.com (877) 656-5232

Flooring Contract Furnishings Mart-Beaverton Nicole Dehaan Nicole.Dehaan@CFMfloors.com (503) 207-5230

Flooring Contract Furnishings Mart-Clackamas Robin Day robin.day@CFMfloors.com (503) 656-5277

Flooring Contract Furnishings Mart-Gresham Roger Harms Roger.Harms@CFMfloors.com (503) 328-7260

Flooring Contract Furnishings Mart-Hillsboro Rebecca O'Neill Rebecca.Oneill@CFMfloors.com (503) 716-4848

Flooring Contract Furnishings Mart-Tigard Jim Path Jim.Path@CFMfloors.com (503) 542-8900

Flooring Contract Furnishings Mart-Tualatin Brett Tohlen brett.tohlen@cfmfloors.com (503)471-9910

Flooring J & B Hardwood Floors, Inc. Darinda Cripps rindycripps@comcast.net (503) 756-0964

Garage Doors ProLift Garage Doors of Portland James Ball jball@proliftdoors.com (503) 308-6096

House Mover Emmert Development Company Terry Emmert twemmert@emmertintl.com (503) 655-9933

HVAC Mt. Hood Ductless Aaron McNally mthoodductless@gmail.com (503) 858-9804

HVAC Pacific Ductless Sara Bainard sbainard@pacificductless.com (503) 233-5360

HVAC Pyramid Heating & Cooling David Salholm Dsalholm@pyramidheating.com (503) 786-9522

Inspections Soil Solutions Environmental Ray Berardinelli bizdev@soilsolutionsenvironmental.com (503) 234-2118

Insurance Larry Thompson Agency, Inc. Larry Thompson THOMPS4@amfam.com (503) 924-2200

Insurance MyLighthouse Taylor Malkus taylor@MyLighthouse.co (617)517-4966

Insurance State Farm Insurance Paul Toole paul.toole.byec@statefarm.com (503) 655-2206

Insurance Stegmann Agency John Sage john.lstegmann@farmersagency.com (503)667-7971

Landscaping Oregon Tree Care Damien Carre info@oregontreecare.com (503)929-9437

Landscaping Bernhard Landscape Maintenance Phil & Kayla Bernhard philbernhard@gmail.com (503)515-9803

Laundry Wash Multifamily Laundry Systems Edward Coon ecoon@washlaundry.com (971)808-7828

Locksmith DBA Pacific North West Locksmith David Bevens (206)859-7073

Lighting Kay L Newell LLC Kay Newell kay@sunlanlighting.com (503) 281-0453

* RHA Oregon values our Vendor Members, the goods and services provided to our membership, their participation in our association, and their continueed support. RHA Oregon cannot, however, warrant or guarantee the quality of goods and /or services provided by Vendor.

CATEGORY COMPANY CONTACTS EMAIL PHONE

Maintenance RentalRiff

Phil Schaller phil@rentalriff.com (503)442-3944

Media Insight Reporting Eric Kilgore ekilgore@insightreportingllc.com (503) 662-6265

Media Rental Housing Journal, LLC terry@rentalhousingjournal.com (480) 454-2728

Mold Real Estate Mold Solutions

Lynne Whitney lynne@realestateroofing.com (503) 284-5522

Pest Control Frost Integrated Pest Management David Frost thefrosty12@yahoo.com (503)863-0973

Pest Control Northwest Pest Control Bruce Beswick nwpestcontrol@aol.com (503) 253-5325

Property Manager 24/7 Properties Doug Moe doug@247Prop.com (503) 482-0500

Property Manager Acorn Property Management, LLC (971)352-6760

Property Manager Action Management, Inc. Wendy Samperi actmgtinc@gmail.com (503) 760-4026

Property Manager Evergreen Property Mgmt Cyndi Strandberg cyndi@evergreenpropertymgmt.net (503)658-7843

Property Manager Fox Management, Inc. Tressa Rossi tressa@foxmanagementinc.com (503) 280-0241

Property Manager Gateway Property Management Jerad Goughnour jerad@gatewaypdx.com (503) 789-3212

Property Manager Kay Properties & Investments Dwight Kay dwight@kpi1031.com (855) 466-5927

Property Manager Legacy Property Management Abraham Walsh awalsh@legacynw.com (503)765-9479

Property Manager Mainlander Property Management Inc. Chris Hermanski chris@mainlander.com (503) 635-4477

Property Manager Micro Property Management Jeannie Davis jeannie@micropropertymgmt.com (503)688-8298

Property Manager PropM, Inc. Michelle Wrege michelle@propmhomes.com (888) 780-2938

Property Manager Real Property Management Solutions Dan Hayes danhayes@realpmsolutions.com (971) 703-7115

Property Manager Sunset Valley Property Management Veronica Wilson sunvall.p.m@gmail.com (503)856-4197

Property Manager Tangent Property Management, Inc. Ann-Marie Lundberg lundbertg@tangentpm.com (503) 594-2010

Property Manager The Alpine Group Tiffany Laviolette tiffany@alpinepdx.com (503) 816-5862

Property Manager The Garcia Group Ron Garcia ron@garciagrp.com (503) 595-4747

Property Manager Tri County Management LLC Jennifer Endres tricountymanagementllc@gmail.com (503)929-3799

Property Manager Uptown Properties AJ Shepard aj@uptownpm.com (360)772-6355

Property Manager Voss Property Management Richard Voss realtyrv@aol.com (503)286-5826

Property Manager V2 Properies Melissa Jamieson melissa@v2properties.com (503)665-1565

Real Estate Dolphin Real Estate LLC Loren Joling loren@drellc.us (541) 272-1967

Real Estate HFO Investment Real Estate Greg Frick greg@hfore.com (503) 241-5541

Real Estate Kay Properties & Investments Dwight Kay dwight@kpi1031.com (855)466-5927

Real Estate Liz C Real Estate Investments LLC Liz Carpenter liz@lizcrei.com (503) 698-6566

Real Estate Premiere Property Group LLC Denise Goding denisegoding@gmail.com (503) 336-6378

Real Estate Realty Solutions, LLC Gabby Tyer gabby@realtysolutionspdx.com (503)702-0393

Restoration D & R Masonry Restoration, Inc. Ray Elkins ray@drmasonry.com (503)353-1650

Restoration Water Bear Restoration Jake Ramirez jake@waterbearinc.com (503) 554-0417

Roofing Real Estate Roofing & Mold Solutions Lynne Whitney lynne@realestateroofing.com (503) 284-5522

Tenant Screening National Tenant Network Marcia Gohman mgohman@ntnonline.com (503) 635-1118

Utilities City of Gresham Eric Schmidt rentalinspection@ci.gresham.or.us (503)618-2252

Windows Goose Hollow Window Company, Inc. Mary Mann marymann@goosehwc.com (503) 620-8608

* RHA Oregon values our Vendor Members, the goods and services provided to our membership, their participation in our association, and their continueed support. RHA Oregon cannot, however, warrant or guarantee the quality of goods and /or services provided by Vendor.

Check your electrical appliances and wiring before using.

Never overload an outlet by plugging too many items into it.

If needed, use surge protectors to add outlets. They will provide additional protection.

Avoid chaining multiple extension cords and surge protectors together.

Keep wires out in the open, don’t cover them up. Make sure extension cords are not running across doorways or under carpets. Extension cords are intended for temporary use.

Heat-producing appliances such as a coffee maker, toaster, and space heater should be monitored when used and plugged directly into an outlet.

Frayed wires can cause fires! Immediately replace all worn, old, or damaged appliance cords.

Never leave bathroom fans on for an extended period of time – turn them off when not in use and replace them when they start making noise.

Keep electrical appliances away from wet floors and counters. Pay special care to electrical appliances in the bathroom and kitchen.

When buying electrical appliances, look for products that meet the (UL) standard for safety.

Keep clothes, curtains, and other items that can burn at least three feet from all heaters.

Immediately unplug, then professionally replace, wall outlets that are warm to the touch, discolored, or starting to melt.

Use safety closures to "child-proof" electrical outlets.